New Residence (Albert Street)



Overview

The Queen’s Board of Trustees has approved the development of a new five-storey Albert Street student residence.

Queen’s is building a new 316-335 bed student residence building on main campus that will target Leadership in Energy and Environmental Design (LEED) Gold certification.

The LEED Gold certification is one of the most popular green building certification programs recognized worldwide, with Gold being the second-highest rating.

The new residence building will be located on Albert Street on the Northside of campus. The site(s) are currently occupied by five (5) university-owned houses (142-154 Albert Street).

Two of these charming houses at 142 Albert and 144 Albert Street will be either partially or fully integrated into the new building in an effort to retain some of the look and feel of the area.

Occupancy is slated for September 2022 with construction anticipated starting in the spring/summer of 2020.

The Albert Street location was chosen after three potential building sites were analyzed in March of 2019, by external firms Diamond Schmitt Architects and Shoalts & Zaback.

Staff have worked closely with the City to date, and the project will not exceed five residential stories or encroach on the neighbouring daycare property immediately north on Albert. The University is committed to maintaining as many of the existing mature street trees as possible

Part of the Site Plan Approval Application (SPA) to the city also includes the planting of butternut trees in the arboretum in front of Summerhill. This specific location for the planting will ensure that the butternut trees are protected.

Our SPA agreement also ensures that the City’s standards for developing the land are respected, including assurance that the land is developed, designed and operationalized appropriately. The new residence building will not include a food service outlet, which will limit the number of deliveries to the building. 

Queen’s remains committed to guaranteeing a residence experience for all of our first-year undergraduate students. The new residence will help in supporting slight undergraduate enrollment growth in 2022 while also serving as a place to house students as we work to renovate some of our older residences.

We will continue to work with area residents to ensure we inform them of potential disruptions and what is being done to mitigate construction impacts.

Project Updates

Campus Neighbour,

Please find below our most recent construction forecast concerning our Albert Street Residence Project. The dates below are accurate as of the time of writing, but may be subject to change based on weather and other factors.

Phase 1 of the project is now winding down and we are preparing for Phase 2 to begin in early September.

The new residence project is due to be complete and ready for occupancy for the fall of 2022. It will create 338 new housing units for students, and has been designed to meet existing zoning requirements and to provide a sensitive transition to the surrounding neighbourhood. The new building is targeting a LEED Gold standard, reflecting Queen’s commitment to environmental sustainability.

Updated August 7th

Construction Forecast
Dates accurate at time of reporting but weather and permit-dependent; could be subject to change
Work will take place between 7 AM – 7 PM.

Date(s)ActivityNeighbours may notice
August 10 – 11Final site cleanup and demobilizing demolition and abatementWaste disposal
August 17 (week of)Fire hydrant installationAll work within the construction site, no impacts to access.
August 17 (week of)communications manholeExcavation, backfill and compaction activities on site
TBDRestore asphalt on Albert StreetReduced passage, signage and traffic control


Project News

Check back here for stories and information concerning construction activities that may be of interest to the community


+ Updated July 31, 2020

Campus Neighbour,

As we head into the long weekend, please find below our most recent construction forecast concerning our Albert Street Residence Project. The anticipated dates are accurate as of the time of writing, but may be subject to change based on weather and other factors.

We want to thank everyone accessing the parking area for their patience and understanding as we recently worked through some unanticipated short-term adjustments on site to facilitate some demolition work, and we appreciated your cooperation in making that process go smoothly. We are now in the process of completing some site cleanup.

We recognize the schedule for the fire hydrant work has been subject to frequent changes. We will soon have a definitive date and we will communicate that date as soon as possible. We apologize for any frustration this issue has caused. The site safety fence should be completed in the next week. 

The new residence project is due to be complete and ready for occupancy for the fall of 2022. It will create 338 new housing units for students, and has been designed to meet existing zoning requirements and to provide a sensitive transition to the surrounding neighbourhood. The new building is targeting a LEED Gold standard, reflecting Queen’s commitment to environmental sustainability.

Updated July 31st

Construction Forecast
Dates accurate at time of reporting but weather and permit-dependent; could be subject to change
Work will take place between 7 AM – 7 PM.

Date(s)ActivityNeighbours may notice
August 3 – 7Site cleanup, following demolitionsWaste disposal
August 4 – 5Complete site safety fencing and gatesIntermittent equipment noise
TBDFire hydrant installationAlbert Street road cut and excavation, reduced passage on Albert St, signage and traffic control. Backfill and compaction.
TBDAlbert Street Fire hydrant
Flow Test
Pressured water flow from new hydrant.
TBDRestore asphalt on Albert StreetReduced passage, signage and traffic control
+ Updated July 27, 2020

Campus Neighbour,

Please find below our most recent construction forecast concerning our Albert Street Residence Project. The anticipated dates are accurate as of the time of writing, but may be subject to change based on weather and other factors.

Current Activities

·        Demolition of 148, 152 and 154 Albert Street are complete.

  • Site clean-up will continue, with completion of the site fencing anticipated July 30 and 31.

Work affecting Albert Street

·         Work on the fire hydrant that was scheduled for  July 22 – July 24 will be rescheduled for a later date.

Work affecting the laneway

  • Minimal impact while safety fencing is completed.

The University thanks you in advance for your patience and understanding while this work is underway. Please contact us if you have any questions.

The new residence project is due to be complete and ready for occupancy for the fall of 2022. It will create 338 new housing units for students, and has been designed to meet existing zoning requirements and to provide a sensitive transition to the surrounding neighbourhood. The new building is targeting a LEED Gold standard, reflecting Queen’s commitment to environmental sustainability.

Updated July 27th

+ Update: July 20, 2020

Campus Neighbour,

In our communication to you sent on July 17, we indicated that the demolition of 154 Albert St. would take place on Monday, July 20.  Due to unforeseen circumstances we were unable to undertake the demolition work on Monday.  We are now in a position to be able to underrate the demolition of 154 Albert St. this morning.

After consulting with our contractor and the Ministry of Labour, it has been determined that, for safety reasons, the demolition of 154 Albert Street will require a portion of the northern section of the laneway to be closed for a six hour period after the commencement of demolition.

During this time, access to the rear of 188 and 188 ½ Union St. will remain available via the regular Albert Street laneway entrance.

Access to all other properties on Union and Collingwood St. that use the laneway will be via a temporary laneway access point between the houses at 142 and 144 Albert Street. Please see the attached plan which illustrates the temporary access point and the area of the laneway that will be closed during this approximately 6-hour window.  Should anyone wish to park on the Tindal surface parking lot. Parking is currently free and no permit is required.

During that time there will be personnel and signage on site to help control traffic.

The University thanks you in advance for your patience and understanding while this work is underway. Please contact us if you have any questions.

Current Activities

·        Demolition of 148 and 152 Albert Street are complete. 154 Albert St. will be demolished starting on Monday, July 20.

  • Site clean-up will continue and happen concurrently, with completion of the site fencing anticipated July 27-29.

Work affecting Albert Street

·         Work on the fire hydrant that was scheduled for  July 22 – July 24 will be rescheduled for a later date.

Work affecting the laneway (Access temporarily provided via an alternate route)

·        After consulting with our contractor, it has been determined that, for safety reasons, the demolition of 154 Albert Street will require a portion of the northern section of the laneway to be closed on Monday, July 20 between 8 am and 2 pm.

  • During this time, access to the rear of 188 and 188 ½ Union St. will remain available via the regular Albert Street laneway entrance.
  • Access to all other properties on Union and Collingwood St. that use the laneway will be via a temporary laneway access point between the houses at 142 and 144 Albert Street. Please see the attached plan which illustrates the temporary access point and the area of the laneway that will be closed during this approximately 6-hour window.

The University thanks you in advance for your patience and understanding while this work is underway. Please contact us if you have any questions. The new residence project is due to be complete and ready for occupancy for the fall of 2022. It will create 338 new housing units for students, and has been designed to meet existing zoning requirements and to provide a sensitive transition to the surrounding neighbourhood. The new building is targeting a LEED Gold standard, reflecting Queen’s commitment to environmental sustainability.

TRAFFIC-CONTROL-PLAN-JULY-20

Updated July 20th

Construction Forecast
Dates accurate at time of reporting but weather and permit-dependent; could be subject to change
Work will take place between 7 AM – 7 PM.

Date(s)ActivityNeighbours may notice
July 20 – 22Demolition of 154 Albert StreetHeavy equipment use. Signage and traffic control. Alternate laneway access on July 20 for most properties.
July 20-24Site cleanupHammering and waste disposal
July 27-29Complete site safety fencing and gatesIntermittent equipment noise
TBDFire hydrant installationAlbert Street road cut and excavation, reduced passage on Albert St, signage and traffic control. Backfill and compaction.
TBDAlbert Street Fire hydrant
Flow Test
Pressured water flow from new hydrant.
TBDRestore asphalt on Albert StreetReduced passage, signage and traffic control

+ Update: July 10, 2020

Campus Neighbour,

Please find attached our most recent construction forecast concerning our Albert Street Residence Project.  

Current Activities

·         Demolition of 152 Albert Street will take place beginning July 13, after which 154 Albert will be demolished. Site cleanup will happen concurrently. The demolition of 148 Albert will follow on July 21-23.

·         Tree removal completion will be done July 22-23, which will clear the area for the building footprint.

Work affecting Albert Street

·         Work on the fire hydrant will now be done July 22 – July 24 (there were some administrative delays). This work will necessitate road cutting, excavation, backfilling, compaction and asphalt patching on Albert Street south of Union. This will restrict passage on Albert Street but it will remain open. Signage and traffic control will be in place. The fire hydrant flow test will take place July 27, but should not impact residents.

Work affecting the laneway (laneway will remain open)

·         (nothing anticipated in this period)

The University thanks you in advance for your patience and understanding while this work is underway.

The new residence project is due to be complete and ready for occupancy for the fall of 2022. It will create 338 new housing units for students, and has been designed to meet existing zoning requirements and to provide a sensitive transition to the surrounding neighbourhood. The new building is targeting LEED Gold standard, reflecting Queen’s commitment to environmental sustainability.

Construction Impact Forecast ·         Dates accurate at time of reporting but weather and permit-dependent and could be subject to change ·         Work will take place between 7 AM – 7 PM
Date(s)ActivityNeighbours may notice
July 13-17Demolition of 152 Albert Street followed by 154 Albert StreetHeavy equipment use. Signage and traffic control.
July 13-17Site cleanupHammering and waste disposal
July 21-23Demolition of 148 AlbertHeavy equipment use. Signage and traffic control.
July 22-23Tree removal completionChain saws in use. Chipper to dispose of debris.
July 22-24Fire hydrant installationAlbert Street road cut and excavation, reduced passage on Albert St, signage and traffic control. Backfill and compaction.
July 27Alberta Street Fire hydrant
Flow Test
Pressured water flow from new hydrant.
July 27Complete site safety fencing and gatesIntermittent equipment noise
July 28Restore asphalt on Alberta StreetReduced passage, signage and traffic control
+ Update: June 26, 2020

Campus Neighbour,

Please find attached our most recent construction forecast concerning our Albert Street Residence Project.

There were some additional date adjustments, but no significant changes to the work scheduled to take place. The capping of the municipal services is complete. The fire hydrant installation experienced some delays due to complications with the city water main.

Current Activities

  • Work continues on interior demolition work of the houses at the south end of the site and is expected to be finished July 3.
  • Removal of four trees between houses at 142-144 Albert will now take place July 2 – July 8.
    The removal of these trees is part of the project, however, removing them now also facilitates another access point into the work area. This work will not interfere with laneway access.
  • The demolition of 152 Albert Street will be done July 7 – July 10. Heavy equipment will be in use. Signage and traffic control will be in place. This will not impact the laneway.

Work affecting Albert Street

  • Work on the fire hydrant installation is slated to proceed July 6 – July 9. This work will necessitate road cutting, excavation, backfilling, compaction and asphalt patching on Albert Street south of Union. This will restrict passage on Albert Street but it will remain open. Signage and traffic control will be in place. The fire hydrant flow test will take place July 10, but should not impact residents.

Work affecting the laneway (laneway will remain open)

  • The installation of our site safety fencing is scheduled to be done Jun 25 – July 10 and will involve the use of a skid steer. The laneway will remain passable, though reduced to a single lane width while the equipment is present. Neighbours will also notice some intermittent noise as fence posts are installed.

The University thanks you in advance for your patience and understanding while this work is underway.

The new residence project is due to be complete and ready for occupancy for the fall of 2022. It will create 338 new housing units for students, and has been designed to meet existing zoning requirements and to provide a sensitive transition to the surrounding neighbourhood. The new building will be built to LEED Gold standards, reflecting Queen’s commitment to environmental sustainability.

+ Update: June 19, 2020

Campus Neighbour,

Please find attached our most recent construction forecast concerning our Albert Street Residence Project. 

There were a few small date adjustments, but no significant changes to the work scheduled to take place.

Yesterday evening, Queen’s site plan control application was endorsed by the City of Kingston’s Planning Committee and referred back to city staff for finalization.

Current Activities

  • Work continues on interior demolition work of the houses at the north end of the site and is expected to be finished June 25. 
  • Removal of four trees between houses at 142-144 Albert will now take place June 24-26. 
    The removal of these trees is part of the project, however, removing them now also facilitates another access point into the work area. This work will not interfere with laneway access.
  • The demolition of 152 Albert Street will be done June 29 – July 3. Heavy equipment will be in use. Signage and traffic control will be in place. This will not impact the laneway.

Work affecting Albert Street 

  • Work on the fire hydrant installation is slated to proceed June 22-26. This work will necessitate road cutting and excavation, and backfilling, compaction and patching on Albert Street south of Union. This will restrict passage on Albert Street but it will remain open. Signage and traffic control will be in place. The fire hydrant flow test will take place June 29, but should not impact residents.
  • Capping of site services (utilities) will now be done June 24 – Jul 3. This work will necessitate road cutting and excavation, and backfilling, compaction and patching at five spots along Albert Street south of Union. This will restrict passage on Albert Street but it will remain open. Signage and traffic control will be in place. 

Work affecting the laneway (laneway will remain open)

  • The installation of our site safety fencing is on schedule to be done Jun 22 – 24 and will involve the use of a skid steer. The laneway will remain passable, though reduced to a single lane width while the equipment is present. Neighbours will also notice some intermittent noise as fence posts are installed. 
  • The installation of our site safety fencing is scheduled from Jun 22 – 24 and will require the use of a skid steer. The laneway will remain passable, though reduced to a single lane width while the equipment is present. Neighbours will also notice some intermittent noise as fence posts are installed. 

The University thanks you in advance for your patience and understanding while this work is underway. 

The new residence project is due to be complete and ready for occupancy for the fall of 2022. It will create 338 new housing units for students, and has been designed to meet existing zoning requirements and to provide a sensitive transition to the surrounding neighbourhood. The new building will be built to LEED Gold standards, reflecting Queen’s commitment to environmental sustainability.

+ Update: June 12, 2020

Queen’s will now appear before the City of Kingston’s Planning Committee to review our Site Plan Control application on Thursday, June 18, 2020. We were originally scheduled to appear on May 28, but requested our appearance be deferred to a later date so that the university could have time to review and respond to comments by neighbours that were submitted to the Committee just prior to the meeting.

Activities

  • Work is now underway on interior demolition and abatement at 148, 152 and 154 Albert Street. That work is expected to be completed this week. There is also some interior demolition work at 144 Albert that is ongoing through to June 19.
  • On Wednesday, June 10 and Thursday June 11, we will be removing four trees between houses at 142-144 Albert. The removal of these trees is part of the project, however, removing them now also facilitates another access point into the work area. All permits for these removals are in place. A chipper will be on site on Albert Street during this work. It will not interfere with laneway access.

Work affecting Albert Street

  • Work on the fire hydrant installation and capping of other services has shifted slightly. Work on both elements will happen concurrently June 15-22. This work will necessitate road cutting and excavation, and backfilling, compaction and patching at six spots along Albert Street south of Union. This will restrict passage on Albert Street but it will remain open. Signage and traffic control will be in place. The fire hydrant flow test will take place June 22, but should not impact residents.

Work affecting the laneway (laneway will remain open)

  • The installation of our site safety fencing is now scheduled from Jun 22 – 24 and will require the use of a skid steer. The laneway will remain passable, though reduced to a single lane width while the equipment is present. Neighbours will also notice some intermittent noise as fence posts are installed.
  • The work on communication wiring under the laneway has been shifted to June 22-26 (originally scheduled for the 16th). This will necessitate digging up that wiring underneath the laneway at the Albert Street entrance. The laneway will remain open but passage restricted to single lane traffic while the excavation is taking place. The lane will be fully accessible after working hours. Traffic control and signage will be in place.

The University thanks you in advance for your patience and understanding while this work is underway.

It is our intention that this work be as unobtrusive as possible, however drivers may want to allow some extra time through this period. The University remains committed to maintaining users’ access to the laneway throughout the project. As stated last week, we do not foresee any significant access restrictions until late 2021 or early 2022, when we anticipate improvements to the laneway and draining. During any disruption of access, Queen’s will provide laneway users with alternate parking on our Tindall parking lot.

The new residence project is due to be complete and ready for occupancy for the fall of 2022. It will create 338 new housing units for students, and has been designed to meet existing zoning requirements and to provide a sensitive transition to the surrounding neighbourhood. The new building will be built to LEED Gold standards, reflecting Queen’s commitment to environmental sustainability.

+ Update: May 25, 2020

Police Training on site

Kingston Police will be conducting training exercises throughout the day Tuesday, May 26 and Wednesday, May 27 utilizing the empty houses at 148, 152, and 154 Albert Street. Neighbours may notice noise and a police presence. There is no cause for alarm or concern. Access to the laneway will not be impeded. Police have communicated this on social media.

+ Update: May 13, 2020

Update provided on Albert Street new residence project

Preparatory work for the residence project begins this week. During this time, you can expect to see workers and waste bins present on site. Further details can be found published online.

Project Renderings

The Albert Street residence is currently under development, with construction anticipated starting in the spring/summer of 2020. The building is scheduled to open in September 2022.

Related Links

View the site plan approval documentation (record #D11-036-2019) via the City of Kingston’s Development and Services Hub.

Queen’s University Gazzette article University proposes new residence building for main campus

Queen’s University Gazzette article Queen’s shares new student residence design


Contact

If you have questions or comments please contact the team at newresidenceproject@queensu.ca


Frequently asked questions

How and why did you choose the West side of Albert Street as the location for the new residence building?

With few vacant parcels remaining on Main Campus, there are limited major development opportunities.  Therefore, new facilities and uses must be of the highest and best use for their location in order to meet immediate needs while ensuring flexibility for the future.  The Queen’s Campus Master Plan greatly informed the process of determining the most appropriate location for a new student residence.

The Campus Master Plan was completed in the spring of 2014 after a 15-month study period. The vision and recommendations contained in the plan are meant to ensure that the University physically evolves in response to contemporary learning, research, and social needs and that its campus continues to be an exceptional place for students, faculty, staff and Kingston neighbours. As part of the master plan process, a comprehensive consultation program was undertaken that included community events and multiple opportunities for dialogue online, to ensure the Plan was developed in a collaborative manner.

A key consideration for identifying a potential location for the new residence included an appreciation for the historical significance of existing buildings on campus.  As part of the master planning process, buildings were assessed for their historic significance in order to fully understand the highest development potential on campus. 

Buildings identified in blue in Figure 2-3 of the Master Plan have significant heritage value and are required to be protected and incorporated into the new development.  Buildings in purple indicate sites that may be considered for redevelopment but will require special design attention regarding compatibility with adjacent historic neighbourhoods. 

Figure 2-3: Historic Significance (Source: Campus Master Plan, 2014).

Chapter 4 of the Campus Master Plan acknowledges that Queen’s is an urban University centrally located in Kingston.  In addition, as a University with two campuses, the neighbourhoods between these campuses become a daily part of the Queen’s experience.  There is a need to think holistically about the relationship between campuses and the neighbourhoods surrounding them and how campus-wide systems can be co-ordinated to better integrate the campuses.  In particular, campus residences are to be focused to areas with an existing concentration of residence buildings and University-owned lands bordering residential communities. 

Figure 4-4 in the Campus Master Plan identifies different places on and near the campuses that are considered appropriate for different types of housing.  As seen in the figure below, the west side of Albert Street is included within this area, while the Tindall parking lot is excluded from the area intended to accommodate student housing uses. 

Figure 4-4: Campus Housing (Source: Campus Master Plan, 2014)
Figure 4-4: Campus Housing (Source: Campus Master Plan, 2014).

This direction is reinforced in the Precinct Plan applicable to this site.  The Precinct Plans are an important tool for implementing the Campus Master Plan.  They consolidate the opportunities and requirements for campus evolution for each renewal and development site on a place-by-place basis.  The proposed residence site is located within Main Campus Precinct 2 – Tindall Precinct and is identified as Development Parcel 2A.  Development Parcel 2A contemplates the demolition of the existing five buildings and construction of a new structure with a central courtyard.  Permitted uses within 2A include academic, administrative and student residence uses.  The Tindall parking lot on the east side of Albert Street is identified as Development Parcel 2B.  Permitted uses include academic uses, a welcome centre, below-grade parking and athletic and related facilities.  A student residence is not envisioned on Development Parcel 2B.

Figure 9-10: Main Campus Precinct 2 (Source: Campus Master Plan, 2014).
Figure 9-10: Main Campus Precinct 2 (Source: Campus Master Plan, 2014).

As noted previously, the preparation of the Master Plan involved a comprehensive consultation program to ensure the Plan and its recommendations were developed collaboratively.  The consultation program consisted of numerous in-person and online engagement opportunities.  The in-person consultation program included three open houses, a public lecture, a series of stakeholder interviews, and a visioning workshop with invited Queen’s and City of Kingston representatives.  The online engagement program provided an additional forum for community input.  The University hosted a central website with access to study information and materials, while the Consultant Team managed a blog, a Twitter account and a Facebook page to share information, gather input, and host an ongoing dialogue about the physical campus and Queen’s life. 

It is intended that the University will continue its pattern of comprehensively reviewing and updating the Plan on a 10-year cycle.  As part of a future update, Queen’s will introduce the recently acquired St. Mary’s of the Lake property to the master plan and will undertake a comprehensive visioning and consultation program (which will again include area residents), to inform the future use of this site.  In the meantime, the immediate need to construct a student residence can be appropriately accommodated on Albert Street in the proximity of existing food and student life services.

This direction is also found within the Kingston Official Plan, which contains specific policies for Queen’s University.  Section 3.5.A.1 recognizes five existing principal areas of facilities belonging to Queen’s University and directs that the development of these five areas occur through a master planning process.  In this context, it would be premature to advance any major development or re-development of the St. Mary’s of the Lake property until such time as it is examined through a master planning exercise in consultation with the community.

Can you explain the municipal planning approval process?

The Albert Street site is designated Institutional in the City of Kingston Official Plan and is zoned Special Education and Medical Uses “E”.  The proposed student residence use is permitted within these designation and zone categories.  The building is being designed to meet the performance standards of the “E” zone (i.e. setbacks, density, etc.).

The residence will be subject to the Site Plan Control process.  Site Plan Control approval is a technical exercise which ensures the detailed design of the development is appropriate in terms of servicing, access, landscaping and overall quality and appearance.  Detailed plans will be required to be submitted, reviewed and approved by City staff prior to the issuance of building permits.

How will the new residence building be integrated into the surrounding homes to keep the original look and feel of Albert Street?

Queen’s historic buildings and signature green spaces are a fundamental part of the campus experience.  We appreciate that the proposed residence will introduce a new form and architecture to the Albert Street streetscape.  As such, the project team has drawn from the Campus Master Plan for guidance to ensure that the new residence supports the architectural tradition of the campus while incorporating contemporary building techniques and sustainable practices.  Some of the key design objectives, as informed by the Master Plan, include:

  • Placing and massing the building in a way that will frame and animate the street;
  • Achieving setbacks that are consistent with those of neighbouring buildings;
  • Providing visual interest and breaks in the building massing to reduce the perceived size; 
  • Respecting the low-rise and mid-rise scale and general character of development on the campus;
  • Use of materials that are subdued or complementary to the existing structure; and,
  • The use of glazing that is of high performance and without tinting, particularly when enclosing public spaces.

There are several benefits associated with the existing private lane that services this site.  It presents an opportunity to focus servicing activities, such as pick-ups and deliveries and garbage collection, in a service corridor that currently supports access and parking for a number of properties in the area.  Currently, the service entrance is proposed at the rear of the building which will help ensure loading activities and garbage collection are consolidated and screened from view.

It should be noted that as part of the Site Plan Control application, a Detailed Noise Study will be required which will examine potential noise impacts of the development on nearby sensitive uses.  This study will model noise impacts from components such as delivery movements and exterior mechanical equipment and recommend mitigation measures, if required.

The proposed residence will not include vehicular parking, so there are no anticipated traffic impacts associated with the development.  Foot traffic is expected to increase throughout the day as students enter and exit the residence for classes, meals and other activities.

We acknowledge that the new residence will increase student activities along this portion of Albert Street.  The current design focusses exterior amenity space within an enclosed courtyard, which will help to contain potential noise associated with student activities.  Exterior lighting will be located and designed to minimize spillover on adjacent properties.  As part of the Site Plan Control application, a Lighting Plan will be prepared and submitted which will illustrate the location of exterior lighting and the expected light spread pattern.     

Can you address the concerns regarding potential geophysical impacts of the development on surrounding properties?

Queen’s has undertaken a geotechnical investigation, prepared by a qualified geotechnical engineer.  This investigation did not find any evidence of subsurface streams, consequently, we feel confident that the pooling of water is due to surface runoff. A stormwater management report is being prepared to identify all potential drainage-related impacts related to the residence and will assess the quantity and/or quality control of stormwater runoff.  The project is also expected to result in improvements to existing drainage on the private lane through the introduction of improved grading patterns and catch basins. In accordance with City of Kingston policy, post-development runoff cannot exceed pre-development runoff. 

Can you address some of the ecological impacts regarding bird breeding and migration?

This site is located within the urban built-up area and is occupied by long-established development.  While mature trees exist, the undeveloped portions of the site are not in a naturalized state.  A major objective of the redevelopment includes maintaining as many of the existing mature street trees as possible, as they contribute to both the cultural heritage and streetscape value of Albert Street.  

Is Queen’s planning to build more residences?

The Campus Master Plan identifies areas for potential future residence development. The CMP is a long-term planning document, last updated in 2014, which is intended to make sure development is planned with input from the community and done in a thoughtful way and to minimize impacts to nearby residents. We anticipate that document will be reviewed within five years, and will again involve community consultation.

Is Queen’s planning a large expansion of student enrolment?

A new residence is required to accommodate modest planned enrolment growth, provide some upper year bed spaces and some swing space to address larger deferred maintenance projects within existing buildings. Enrolment targets are approved by Senate and enrolment planning is overseen by the university’s Strategic Enrolment Management Group (SEMG), whose mandate and membership is described here.  All enrolment plans are taken through the Senate approval process annually.  Building a new residence supports the university’s approach to enrolment growth, by ensuring there is a place for every first year student to live in residence.

What measures are in place to mitigate the impact on the surrounding area from students living in the new Residence?

It’s important that students understand their role as both Queen’s students and Kingston residents, when they first arrive in Kingston.  We communicate with residents and their families about this prior to arrival and Residence staff speak to first-year students beginning on move in day about respect for others and the impact their choices and behaviours have on their neighbours, both within residence buildings and the surrounding community.  Common spaces are available throughout our buildings where students can study, gather and socialize within their floor communities.  An upper year student, called a Don, lives on each Residence floor and is responsible for managing the community and addressing inappropriate activity.  Students living in residence are held accountable through the Queen’s Student Code of Conduct and the Residence Community Standards.